Estimate your true all-in monthly payment on a West Virginia home — principal, interest, West Virginia property taxes, homeowners insurance, PMI and HOA — with live national rates, colorful payment-breakdown charts and a full amortization schedule. No sign-up needed.
P&I, PMI, HOA, taxes & insurance — prefilled with West Virginia averages
West Virginia ranks 41st of 51 on property-tax rate, 40th on insurance premium and 51st on home value, which is why its payment splits the way it does below.
West Virginia 0.55% vs US average 1.07%
West Virginia $1,200 vs US average $1,700
The fields above are already set to West Virginia: $165,000 typical value, 0.55% effective property tax, and a premium of $1,200 a year that is worth 0.73% of the house annually - 16th of 51 on that measure. Together they give $1,001 a month at 6.4%. At $165,000 - 51st of 51 - West Virginia is one of the least expensive markets in the set, and the arithmetic shifts with it: 18% of the payment is escrow, and a $50,000 change in price moves the monthly figure only about $303. Correcting the tax and insurance fields for a specific address in Charleston, Huntington and Morgantown matters more than the price field. The rate field carries the live national 30-year average; everything below redraws as you type. unique to this page
West Virginia's average effective property-tax rate is 0.55% - 41st highest of the 51 jurisdictions here, against a 0.85% median for the set. On the $165,000 typical home that is $908 a year, or $76 a month collected through escrow. At 0.65 times the median rate the tax line runs about $495 a year lighter than a median-rate jurisdiction on the same house, which shows up as a smaller escrow account rather than a smaller loan. Delaware and Louisiana are the nearest rates in the set. West Virginia has the lowest typical home values in the country and low property taxes, making it the most affordable state to buy in. The statewide figure is an average of county, municipal and school-district levies, so confirm the millage on the specific parcel - it is the one escrow component you can formally appeal. unique to this page
Homeowners insurance averages $1,200 a year in West Virginia - 40th highest of the 51 - which is $100 a month and 57% of the $2,108 this house carries each year in tax and insurance combined. That is $500 below the $1,700 median premium, so insurance is the quieter half of the escrow line next to $908 of property tax. Governed by the West Virginia Offices of the Insurance Commissioner (WVOIC), standard policies routinely exclude underground mine subsidence; in 39 designated coal-bearing counties, state law (W. Va. Code § 33-30-1) mandates that insurers automatically include mine subsidence coverage underwritten by the West Virginia Board of Risk and Insurance Management (BRIM), unless explicitly waived in writing. Properties facing high flood risk along the Kanawha and New river valleys require separate National Flood Insurance Program policies. Distressed risks unable to obtain private coverage turn to the West Virginia Essential Property Insurance Association (FAIR Plan). Idaho and Nevada are priced alike. Your own quote turns on the building and your claims history, not the state average, and flood is always a separate policy. REWRITTEN — added: W. Va. Code § 33-30-1 mandatory mine subsidence endorsement (BRIM pool in 39 counties), West Virginia Essential Property Insurance Association (FAIR Plan) SWAP TEST: PASS — false of other states because the statutory mine subsidence mandate under W. Va. Code § 33-30-1 via BRIM is unique to West Virginia VERIFIED BY: West Virginia Offices of the Insurance Commissioner and BRIM SOURCES: West Virginia Offices of the Insurance Commissioner. "Mine Subsidence and Homeowners Insurance." 2024.
Buying the typical $165,000 West Virginia home with 20% down ($33,000) leaves a $132,000 loan. At 6.4% over 30 years that is $826 a month in principal and interest; $76 of West Virginia property tax and $100 of insurance take it to $1,001. Escrow is only 18% of the payment, 35th of 51, so West Virginia is one of the states where a principal-and-interest quote comes closest to the truth - though it still leaves out $176 a month. Conveyance costs include the state property transfer tax under W. Va. Code § 11-22-2 at $2.20 per $1,000 of consideration (divided equally between the state and the county general fund), plus optional county excise taxes up to $1.10 per $1,000. Real estate settlements are attorney-conducted, and default actions proceed through an expedited non-judicial foreclosure mechanism under a Deed of Trust (W. Va. Code § 38-1-4), requiring published notice in the county newspaper without court supervision. Over the full term this loan pays $165,240 in interest on top of the $132,000 borrowed. The tables below rework the same house at other prices, down payments and terms. REWRITTEN — added: W. Va. Code § 11-22-2 transfer tax ($2.20/$1,000 plus up to $1.10 local), attorney closing standard, W. Va. Code § 38-1-4 non-judicial trustee foreclosure SWAP TEST: PASS — false of other states because W. Va. Code § 11-22-2 transfer rates and the § 38-1-4 non-judicial trustee procedure strictly govern West Virginia real estate VERIFIED BY: West Virginia State Tax Department and West Virginia Legislature SOURCES: West Virginia State Tax Department. "Excise Tax on Real Estate Transfers." 2024.
PMI is federal law, not a West Virginia rule: it applies below 20% down and cancels at 22% equity. What differs by state is the cheque - 20% of the typical West Virginia home is $33,000 against $4,950 at the 3% floor. The deposit is worth roughly 15.7 years of the $2,108 this house carries annually in tax and insurance, so saving to 20% costs real time here. The West Virginia Housing Development Fund (WVHDF) supports entry-level buyers via the Homeownership Program, which allows pairing with the Low Down Payment/Closing Cost Assistance Program to secure a 15-year, low-interest second mortgage up to $5,000 or $8,000 for down payment needs. At 10% down the $148,500 loan carries about $74 a month of PMI on top of $929 of principal and interest. VA loans carry no monthly mortgage insurance; FHA uses its own. On combined tax, price and premium, Indiana and Alabama are West Virginia's nearest twins in the set. REWRITTEN — added: West Virginia Housing Development Fund (WVHDF) Homeownership Program, Low Down Payment Assistance second lien up to $8,000 SWAP TEST: PASS — false of other states because the Homeownership Program and $8,000 assistance limits are exclusive to the WVHDF VERIFIED BY: West Virginia Housing Development Fund SOURCES: West Virginia Housing Development Fund. "Homeownership Loan Programs." 2025.
Ranked by what each is worth per month on this $165,000 example, the entire insurance premium ($100 a month) beats one percentage point of interest rate ($88 a month) and the entire property-tax line ($76 a month). That ordering is specific to West Virginia and flips wherever a state's millage, premium or price does. Both escrow lines together come to $176 a month against $88 for a whole point of rate, so in West Virginia the local costs outweigh the loan terms and the Extra Payments panel above is the fastest way to see what the remaining $132,000 balance responds to. Under the state's classification system, owner-occupied residential properties are classified as Class II, receiving an effective statutory tax rate exactly half that of rental or commercial properties (Class III and IV). Senior citizens aged 65 and older or permanently disabled owners can claim the Homestead Exemption (W. Va. Code § 11-6B-3), shielding the first $20,000 of assessed value. Assessment challenges must be submitted to the County Commission sitting as the Board of Equalization and Review (BER) annually in February (W. Va. Code § 11-3-24). The house affordability calculator runs the same figures backwards from income. REWRITTEN — added: Class II property rate half of Class III/IV, W. Va. Code § 11-6B-3 Homestead Exemption ($20,000 assessed value shield), Board of Equalization February session SWAP TEST: PASS — false of other states because the Class II half-rate statutory structure and W. Va. Code § 11-3-24 February BER timeline are unique to West Virginia VERIFIED BY: West Virginia State Tax Department SOURCES: West Virginia State Tax Department. "Property Tax Classifications and Homestead Exemption." 2024.
| Metric | West Virginia | US Average |
|---|---|---|
| Effective property-tax rate | 0.55% | 1.07% |
| Property tax on a $165,000 home (per year) | $908 | $1,766 |
| Average homeowners insurance (per year) | $1,200 | $1,700 |
| Typical home value | $165,000 | $360,000 |
Each row holds the $76 of West Virginia property tax and $100 of insurance constant on this $165,000 home and moves only the loan, at 6.4% over 30 years. PMI near 0.6%/yr applies under 20% down.
| Down payment | Loan amount | P&I /mo | PMI /mo | All-in /mo |
|---|---|---|---|---|
| 3% ($4,950) | $160,050 | $1,001 | $80 | $1,257 |
| 5% ($8,250) | $156,750 | $980 | $78 | $1,234 |
| 10% ($16,500) | $148,500 | $929 | $74 | $1,179 |
| 20% ($33,000) | $132,000 | $826 | — | $1,001 |
The same 0.55% West Virginia tax rate applied up and down the price ladder at 6.4% with 20% down, insurance scaled from the $1,200 state average. The highlighted row is the $165,000 typical home.
| Home price | Loan (20% down) | P&I /mo | Tax + insurance /mo | All-in /mo |
|---|---|---|---|---|
| $200,000 | $160,000 | $1,001 | $213 | $1,214 |
| $300,000 | $240,000 | $1,501 | $319 | $1,821 |
| $400,000 | $320,000 | $2,002 | $426 | $2,427 |
| $500,000 | $400,000 | $2,502 | $532 | $3,034 |
| $750,000 | $600,000 | $3,753 | $798 | $4,551 |
Same $132,000 West Virginia loan, two terms: 6.4% over 30 years against 5.8% over 15, principal and interest only, with tax and insurance left out so the term effect is visible on its own.
| Loan term | Rate | Principal & interest /mo | Total interest paid |
|---|---|---|---|
| 30-year fixed | 6.4% | $826 | $165,240 |
| 15-year fixed | 5.8% | $1,100 | $65,942 |
The 15-year term costs $274 more a month and returns $99,298 of interest over the term - about 60% of what the 30-year loan would have cost this West Virginia borrower in interest.
West Virginia channels official down-payment assistance and below-market first mortgages through the West Virginia Housing Development Fund. Up-front cash is the binding constraint here: $33,000 at 20% against $4,950 at the 3% conventional floor, a $28,050 swing in cash at closing on the same $165,000 house. That 20% figure is worth about 15.7 years of the $2,108 this home carries annually in property tax and insurance - the 17th highest such ratio of the 51 jurisdictions compared here - so assistance moves the purchase date more than it moves the payment. Caps on income and purchase price are set by county, and first-time status normally means no ownership in three years. Re-run the calculator at a smaller down payment to see what assistance changes on this $1,001 payment.
A West Virginia mortgage payment is four separate numbers, and only the first is set by your lender. Principal and interest come from the amortization formula below; property tax and homeowners insurance are local, and they are what make a West Virginia payment differ from the same loan elsewhere. With a median home at $165,000, West Virginia produces one of the smaller principal-and-interest figures in the country — but that makes the fixed costs proportionally larger. Insurance and tax together add $176 a month to a $826 loan payment, so escrow is 18% of the total rather than the fifth or so it represents in expensive markets. The other thing lower prices change is the down payment maths: 20% here is $33,000, within reach for many buyers, and closing costs, largely fixed in dollar terms, loom larger against a smaller loan. One measure of scale: the $2,108 this house carries each year in tax and insurance is 51st heaviest of the 51, and a full point of rate on this loan is $88 a month. Delaware and Louisiana tax at similar rates. West Virginia has the lowest typical home values in the country and low property taxes, making it the most affordable state to buy in. The calculation that follows puts real West Virginia figures through all four components.
M = P × [ i(1 + i)^n ] ÷ [ (1 + i)^n − 1 ]PITI = M + (home value × 0.55% ÷ 12) + ($1,200 ÷ 12)where:
Assumptions: A fixed 6.4% for the full term, taxes and insurance escrowed, no PMI at 20% down. The 0.55% is a statewide effective average, so county millage, parcel exemptions and HOA dues will move the $176 escrow line; West Virginia ranks 41st of 51 on rate.
ReferenceCFPB: buying a house
Work the $165,000 West Virginia median — 51st of 51 in this dataset — through in the order a lender would, at 20% down on a 30-year fixed at 6.4%. The escrow half lands at $176 a month before the loan is touched.
Result$1,001.29 per month (PITI) — $825.67 loan + $175.63 escrow
Over the full 30 years that loan costs $165,240 in interest on top of the $132,000 borrowed. Escrow is 18% of the monthly payment in West Virginia, so comparing quotes on principal and interest alone hides a large part of the real cost.
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